HomeMy WebLinkAbout20081992.tiff RE: The appeal of the Planning Commission's Denial of a Site Specific CeVelopment
Plan and Use by Special Review Permit #1629 for a Major Facility of a Public Utility of
Public Agency (electrical Substation), subject to the provision of Section 23-4-420, in a
A (Agricultural) Zone District, for a A Dale Sir Trust 8/United Power.
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EXHIBIT
2008- 1992
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Exhibit UU is a CD with a
50 second video of the
United Power property
Please see original in File
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iliNITED
POWER
January 14,2008 Your Touchstone Energy'Partner 01(
Mr.Dan J.Dean
Town Manager
Town of Mead
P.O.Box 626
Mead,Colorado 80542-0626
RE: Slater Substation Aesthetic Components
Dear Dan Dean,
In September and December of 2007,meetings were held with representatives of United Power and
staff of the Town of Mead to discuss the Slater Substation that United Power proposes to build just
outside the Town.During these meetings,the aesthetic components of this substation were discussed.
Some of the commitments that United Power has made with regards to these are as follows:
• 10 foot Opaque Fencing with Masonry Corner Columns
• Significant land cut of up to 22 feet to lower site
• Extension of the existing land contours in the transmission right-of-way to extend
west and wrap around the northwest corner.Peak elevation of the"berm"is 14 feet
higher than the northwest corner of the substation
• 80 foot setback from half section line on west(50 foot for WCR 5.5 and 30 foot
setback for potential landscaping/buffer area)
• Relocation of Substation Yard as far south on property as technically possible
(approximately 200 feet from southern most residential lot to substation fence)
• Commitment to make every effort to work with Town of Mead on further
landscaping or screening as reasonable pursuant to annexation within Mead
boundaries
The highest components within the enclosed substation will be the landing structures from the existing
transmission line at approximately 40 feet along with the static masts.The rest of the substation height
is approximately 23 feet or less. Attached you will find the General Arrangement along with the
General Grading plan.
As always,if you should have any questions or concerns please contact me at 303-637-1209.
Reg ,
Dean Hubbuck
Manager of Consumer Relations&Electric Design
United Power,Inc. EXHIBIT
CC: Joseph Gerdom
File
UNITED POWER.INC. PO BOX 929 • Brighton,CO 80601 303-659-0551 • 800.468-8809 • fax 303-659-2172 www.unitedpower.com
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FROM :GERD0M & ASS0C -AX I13. :3038205244 Oct. 2007 01:19PM P2
1 Vi1V;LGG/ U1.10 yttJ i3 tlJl 'town IN MCHU rYVG 0..1
RBCETyED SEP 2 e Mg?
Ilimeir
Weld County Referral •
lig
e September 21,2007
. .
COLORADO r •d
The Weld County Department of Planning Services has received the following inn for review:
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•
Apptioani A.Dale Slater Trust B Case Number USR-1629
Please Reply By October 19,2007 Planner Michelle Martin -
Protect Site Specific Development Plan and Use by Special Review for a Major Facility of a
Public Utility or Public Agency(Electrical Substation),subject to the provisions of
Section 23-4-420 in the A(Agrlcuttural)Zone District.
Legal SE4 of Section 28,T3N,R68W of the 6th P.M..Weld County,Colorado.
Location North of and adjacent to CR 28 and west of and adjacent to CR 7.
Parcel Number 1207 28 00010
The application is submitted to you for review and recommendation. Any comments or recommendation you d
consider relevant to this request would be appreciated. Please reply bythe above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to bee positive response to the Department or Planning Services. If you have any furlharquestons 1 j
• regarding the application, please call the Planner associated with the request, Please note that new { I
)reformation may be added to applications under review during the review process. It you desire to '' I
-examine or obtain this additional information,please call the Department of Planning Services. j I
j:
Weld County Planningi
Commission Hearing(if applicable) November 20,2007
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❑ We have.reviewed the request and find that it does/does not comply with our Comprehensive Plan I
❑ L a have reviewed the request and find no contacts with our interests.
g
See attached letter. { I a
lease notify Me of any public hearings regarding this
Lrequest.
• Comments. p1 � IoW nr ciutrts i Nu.. ettp.I tc4Vt4-s II
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u.nnrax i nb MectAA i
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)`^A1
Signature Dale JO. /O. O7 d I
Agencyna
Of Mead
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+Weld County Planning mat 442O CR 24.5.Longmont,Co_50504 4(720)6524210 eat.8730 8(720)652-4211 tax JI�
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EXHIBIT
X
FROM :GERDOM 8 ASSOC "AX NO. :3038285244 Oct. 2007 01:19PM P3
MINOR NDUM
TO: Michelle Martin,Weld County Planning
FROM: Joe Gerdom,Town Planner 7
Dan Dean,Town Manager �fJ
DATE: October 3,2007
SUBJ: Weld County Referral: RE-4712 and USR-1629
On behalf of the Town of Mead,I am responding to the above captioned development
referrals. I have reviewed the materials submitted by Weld County and have the following
comments and observations.
The two referrals are related and on the Slater property located west of WCR 7 and north of
WCR 28.This quarter-section also contains Sanborn Reservoir.The recorded exemption(RE-
4712)would create three lots including a lot(Lot A)for the USR(power sub-station)request
by United Power(USR-1629).
RE-4712
The subdivision of this quarter-section into three lots is contiguous with the Frederiksen
Farms annexation and Liberty Ranch Subdivision.Also,the entire quarter-section is within
the future growth area of Mead.As such,we request that the County defer action on this
request and refer the applicants to the Town for annexation.This will not cause unreasonable
delay as there is an agreement with United Power to annex Lot A in this proposed
subdivision
USR-1629
United Power has entered into discussions with the Town for annexation and development of
a power substation on the proposed Lot A of RE-4712.This is an important step in providing
future electric service to this growing area of Mead and a vital means for ensuring
development standards that will be compatible with existing and future community growth.
WC_100307_RE4712 USR1629
GERDOM&kW-TIMES • 935 PUPAS srarrr,ERIE,Colou oo 80516 • GERDOMASSOC®M5n.COM • 303.828.5244
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REALVALU,hic 2028 9th Street
Greeley, CO 80631
Phone (970)356-4092
July 15, 2008
TO: Board of Weld County Commissioners
RE: United Power Slater Substation
I have been requested by United Power to review their proposed Slater Substation, &
in particular to comment on probable significant residential value effects, if any, within
the Liberty Ranch development which adjoins their site to the north.
For this assignment I have visited the proposed site & adjoining areas, & in particular
have reviewed the planned substation development. I have also visited existing
substations currently operated by United Power including the Rinn Valley substation.
The APPRAISAL JOURNAL & other real estate publications were researched for
articles pertaining to powerline & substation developments of this type.
PRICE RANGE & TYPE OF DEVELOPMENT
The Liberty Ranch development is currently being developed & new homes have
been sold there for several years. The homes appear to be of tract quality, some with
semi-custom features. MLS sales data for the development indicates that there have
been 12 sales which have occurred since January 2007. The sales range from
$179,990 to $285,000, with a median price of$243,750.
Sales literature obtained at the Liberty Ranch sales office indicates that the
developers current asking prices range from $196,990 to $$259,000 for the various
models. Based on the current asking & sold prices it appears that the development is
very moderately priced.
We reviewed MLS sales data for new homes sales (non-acreage) in Mead since
January 2007. The price range of these sales is $179,990 to $373,777. The median
price is $227,045. Based on these statistics, the Liberty Ranch development appears
to be very typical of new home developments locally.
REVIEW OF SITE
The subject site where the substation is proposed to be located is separated from the
Liberty Ranch development by a 100' Powerline Easement. The easement contains
an existing 115 KV (5 wire) powerline, mounted on +1- 80' poles which has been in
place for more than 30 years. This transmission line was present when Liberty Ranch
EXHIBIT
I APA
lisp 4#1621
• Page 2 July 15, 2008
was developed and build out commenced. This powerline effectively acts as a
barrier/buffer between the existing subdivision &the proposed substation.
The site has a sloping topography, & plans are to sink portions of the installation
below grade so that only portions will be visible from the north.
As proposed, the substation will be approximately 175' to 200' south of the south
edge of the Liberty Ranch development at the closest.
RINN VALLEY SUBSTATION
Of the substations I visited, the most similar to the proposed substation is Rinn
Valley. Although it is a little smaller than the substation proposed, it is surrounded by
residential development on three sides. The development patterns around the
substation are worth noting & provide insight into the likely market perception &
acceptance of substations. The homes and home sites in the surrounding
development are much closer to the Rinn Valley substation than the homes in Liberty
Ranch will be to the proposed substation.
To the north & west, the Rinn Valley substation adjoins the Stoneridge Subdivision
which is currently developing with tract homes in the $207,500 to $412,666 range.
There are actually sites which back to the substation, but none of these are yet built.
The developer believes that these sites will need to be discounted in the 20-25%
range due to the substation. It should be noted that these sites are much closer to the
Rinn Valley substation than the Liberty Ranch homes will be to the proposed Slater
substation. Moreover, the developer does not anticipate discounting other sites due
to proximity to the substation, other than those actually backing to the substation.
Sites which are located about the same distance as the Liberty Ranch sites will be
from the Slater substation, are not expected to be discounted.
To the SE the substation adjoins the No Name Creek development which has homes
in the $184,900 to $339,000 price range.
Directly south of the substation is the Johnson Farm development. It has homes in
the $214,900 to $326,950 range. Development continues in close proximity to the
substation. A notable site sale occurred in October 2007 (5499 Wetlands Loop) at
$72,000. This site is directly south of the substation (basically across the street). It
appears to have sold in-line with other sites in the area with no significant diminution
in value due to the substation.
It is notable that each of the three developments (Stoneridge, Johnson Farm, & No
Name Creek) were each platted after, or about the same time as the power
substation. In each case sites were platted in close proximity, & in some cases
adjoining the substation. If the developers or governing authorities had significant
concerns regarding the marketability of such sites, it is unlikely that they would have
been platted in this manner.
The experience and pricing of properties and homes near the Rinn Valley substation
seem to indicate that the effects from the proposed Slater substation on values in
Liberty Ranch will be minimal, if any.
• Page 3 July 15,2008
APPRAISAL JOURNAL
The APPRAISAL JOURNAL is a publication of the Appraisal institute, of which I am
an SRA member. It is published quarterly & contains articles & research studies
pertaining to appraisal issues. Several articles pertaining to Power Line Proximity
were found, however no power substation proximity studies were found. Many of the
issues faced by power lines are reasonably comparable to those of substations.
Notable studies cited include:
Further Analysis of Transmission Line Impact on Residential Property Values (1)
Quoting from the Implications and Conclusions of this study indicate:
"The data does not support a finding of a price effect from abutting an HVTL (High
Voltage Transmission Line) right-of-way", "...the implication being that there is no
evident price sensitivity to abutting an HVTL right-of-way for typical homebuyers and
sellers...".
"The data does not support a difference in price appreciation over time for properties
abutting and not abutting an HVTL right-of-way."
Power Lines and Property Values Revisited (2)
Quoting from this paper research indicates:
"effects of HVTL on residential properties are varied & are determined by five
interplaying factors: Proximity to the towers & lines; the view of towers and lines; the
type and size of HVTL structures; the appearance of easement landscaping;
surrounding topography".
"an increasing number of studies show a small diminution in value attributable to the
close proximity of these lines...These impacts diminish as distance from the line
increases and disappear at a distance of 200' from the lines."
"Value diminution attributable to tower line proximity is temporary and usually
decreases over time, disappearing entirely in 4 to 10 years"(3)
" It has also been found that higher-end custom homes are more sensitive to the
negative impacts of HVTL than lower-end homes."(4)
"While most research indicates that HVTL have no significant impact or a slight
negative impact on residential properties, some studies have shown that lots
adjacent to or with views of an HVTL right-of-way actually sell for a premium over
more distant lots. This premium is most likely due to improved visual clearance,
increased privacy, and larger lot sizes." (5)
• Page 4 July 15, 2008
Summary and Conclusions
The price range of the subject area should make it less susceptible to any perceived
negative consequences of the power substation.
A review of the proposed site indicates that currently there is a HVTL tower corridor
buffering the subject site from the Liberty Ranch development. This corridor would
tend to blunt, or eliminate perceived negative attributes of the substation. The locale
of the substation, south of the south boundary of the development, is somewhat
secluded, & its grading would tend to shield its view from areas to the north. Currently
there is no road which passes the substation site, with the closest road being along
the south boundary of the Liberty Ranch development. The natural contours of the
land plus the excavation, berming, screening, fencing and landscaping proposed by
United Power means the substation will not significantly obstruct views from Liberty
Ranch. Most important, the site of the proposed substation will not obstruct or
adversely affect the mountain views to the west from Liberty Ranch. Also, the fact
that the substation site will have only limited development would be seen as a
positive amenity by some.
Review of development around the Rinn Valley substation appears to confirm that
developers, and the public, tend to minimize the perceived negative impacts of an
electrical substation.
Based on review of the proposed site, other substations in the area, & available
literature it appears that the effects of the proposed substation on property values
within the Liberty Ranch development will be minimal. This is especially so due to the
substantial set-back from the proposed substation of currently platted sites, & the
existing buffer of the HVTL along the south edge of the Liberty Ranch development.
(1) Marvin L.Wolverton, PhD, MAI&Steven C. Bottermiller, MAI, The
Appraisal Journal,July 2003.
(2) Jennifer M. Pitts&Thomas O.Jackson, PhD, MAI
(3) Kinnard and Dickey, "A Primer on Proximity Impact Research."
(4) Francois Des Rosiers, "Power Lines,Visual Encumbrance and Home Values:
A Microspatial Approach to Impact Measurement"Journal of Real Estate
Research vol. 23, no.3 (2002).
(5) Delaney and Timmons, "High Voltage Power Lines: Do they Affect
Residential Property Value?",Journal of Real Estate Research 7, no. 3(1992)
315-329; and Des Rosiers.
Very truly yours, k 1.'`
Richard M. Borys,SRA ,
• Page 5 July 15,2008
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